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    Versatile Warehouse Space in Silver Creek Title is generated by Realmo AI

    12445 Hanford Road, Silver Creek, NY 14136

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    For Lease
    $2,400/Mo $12 SF/Yr (calc)

    COMMERCIAL - Silver Creek, NY

    Property size:
    2,400 SF
    Lot size:
    5.00 Acres
    Added:
    Sep 9, 2025
    Days on Market:
    270
    Last Refresh:
    Jun 5 at 12:06 pm

    Property Features for 12445 Hanford Road

    General Information

    Property type
    Commercial Lease
    Property subtype
    Other
    Zoning
    AR
    Parking
    15
    Standard status
    Active
    APN
    064689-032-000-0001-033-003
    Size
    2,400 SF
    Lot size
    5.00 Acres

    Utilities

    Sewer type
    Holding Tank
    Heating system
    Radiant, Electric (Heating)

    Building Details

    Year built
    2018
    Floors in Building
    1
    Building materials
    BlownInInsulation
    Roof type
    Metal

    We can help!

    Listing Contact
    Melissa Uber
    Melissa Uber

    Listing agent Melissa Uber License #10401243043

    Listing office Howard Hanna Holt - Lakewood 341-343 E Fairmount Ave., Ste 2, Mayville, NY

    Listing date Sep 9, 2025

    MLS# R1637742

    Copyright © 2026 New York State Alliance of MLSs, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Excellent Location: Just over 1 mile from NYS I‑90 exit, centrally located for rapid regional delivery.
    • Versatile 2,400 sq ft Space: Suitable for warehousing, small manufacturing, storage, or distribution.
    • High Ceilings: 16‑foot ceilings provide vertical storage capacity.
    • Heated Concrete Floors: Provides consistent, uniform warmth.
    • Ready‑to‑Use Storage: Racking is already installed.
    • Newer Construction: Built in 2018 with durable materials including metal roof and blown‑in insulation.

    Overview

    This newer build property, located just over 1 mile from NYS I-90 Exit, presents an opportunity for businesses seeking a high-quality and efficient environment. The 2,400 sq ft space is suitable for warehousing, small manufacturing, storage, or distribution. It features 16-foot high ceilings, providing vertical storage capacity and flexibility for specialized equipment, such as taller racking systems, forklifts, or vertical lift modules. The property includes heated concrete floors, providing consistent and uniform warmth throughout the space while potentially reducing energy consumption. Racking is available for immediate use. The warehouse is centrally located for rapid regional delivery with direct routes to major highways for efficient freight. The property is located on a 5-acre lot in Silver Creek, NY.
    Property Profile Location Intelligence

    Current Use by Public Records

    Warehouses

    Suggested Use

    Law Firm Restaurant Auto Repair Shop Pharmacy Big Box & Wholesale Store Skin Care Clinic Accounting Firm Hotel & Motel Kitchen & Bath Showroom Auto Parts Store

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • E-Z Self Storage — 12494 Hanford Rd, Silver Creek, NY 14136

    Location Insight

    • Map
    • Local Demand
    City
    Silver Creek
    County
    Chautauqua
    State
    New York
    Longitude
    -79.192198
    Latitude
    42.552608

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    FAQs

    What type of property is this?
    Warehouse - 2,400 sq ft warehouse with high ceilings and heated floors.
    Where is this warehouse located?
    The property is located at 12445 Hanford Road Silver Creek, NY.
    What is the lease rate?
    The lease rate is $2,400 /Mo.
    What are key features of this property?
    This property features: Excellent Location: Just over 1 mile from NYS I‑90 exit, centrally located for rapid regional delivery.; Versatile 2,400 sq ft Space: Suitable for warehousing, small manufacturing, storage, or distribution.; **High Ceilings:** 16‑foot ceilings provide vertical storage capacity.
    (716) 338-8781
    We can help!
    Listing Contact
    Melissa Uber
    Melissa Uber
    Real Estate License ID: 10401243043
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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